Caveat Emptor, Buyer Beware…

I was talking to one of my co-workers a couple of weeks ago.  She had recently bought her first home. Like most people, she decided to use a real estate agent.  When I asked her why she used an agent, her answer surprised me. See, my friend has a PhD in math, and understood that by using an agent, she was paying 6% more. She wasn’t particularly happy about that six percent. She was on a tight budget and would have liked to buy a house herself to be able to get a little more for her money.  But she had one big fear. How would she know if a house was even worth having an inspection?

She didn’t want to fall in love with a house, put an offer in on it, and pay for an inspection, only to find out that there were some major flaws.  Even though she could walk away at that point, in her mind, it would waste at least a couple of weeks. She might miss out on a different house during that time.  So, she wanted a real estate agent to help her know what the warning signs were for a house with serious trouble.

Maybe you are in the same camp; afraid of unknown damage to a house.  We have a course about home inspections in our Revostate learning module.  But in this blog, we’ll talk about big warning signs for real estate that will help tip you off to more serious issues.  That way you can know whether you should pass on a deal, or at least know that you might be in for some serious repair.


Many signs that the roof may need to be replaced can be seen from ground level before you even go into the home. If the roof shingles are curling or buckling, they are probably ready for replacement. Look at the edges of the shingles to see if they curl up, or in the middle to see if they have buckles into a ridge.

You can also often spot missing shingles from ground level, which may mean that the roof is reaching the point that it needs to be replaced.  The easiest way to spot missing roof shingles is to look for different colors of roofing.

Another sign that the house might be due for new roofing is simply age.  Most asphalt shingles last between 20 and 30 years. Cedar shingles may last 10 years more depending on conditions, while metal roofing can last more than 50 years.  If the house you’re looking at is 15-20 years old, and hasn’t had its roof replaced, chances are it will need to while you are living in the home.

Water Damage:

Past or continuing water damage can be an expensive fix, especially if you need to tear out walls or do mold remediation. Luckily, there are some telltale signs of water damage that can alert you to a more serious problem. The first and most obvious is to look for discolored walls or paint. Check out the ceilings on ground floors below bathrooms or other plumbing. If you can see stains, discoloration, or paint bubbling, it probably means there is water damage that needs to be fixed.  It may also mean that the pipes are still leaking.

A related sign to discolored paint is seeing mold or mildew on non-shower walls.  Ideally, you wouldn’t see mildew in the shower either, but without cleaning, it can appear there and not signify plumbing problems.  However, mildew or mold outside the shower usually indicates a problem.

Check out the corners of bathrooms and under the sink too.  Those tend to be places where water may accumulate in a leak event in the bathroom.  Buckling of hardwood or laminate floors, or bubbling vinyl flooring probably means there was water damage that may need to be repaired.


Some sellers will try and hide problem spots in the floor with rugs or furniture.  If you see something that looks out of place, a rug in an odd position, or maybe a couch in the hallway, take a peak underneath and see if there is damage to the carpet or floor.

On hardwood floors, fading or discoloration means it’s probably time to refinish the floor.  There will be maintenance that needs to be done on all hardwood floors. Moving time is a great time to do this, but be aware of the extra cost in your negotiations.  

Also look at hardwood or laminate floors for buckling as mentioned above.  As a general rule, carpeting is usually cheaper to replace than hardwood. If the carpet is damaged, but you don’t like it anyway, that’s a great item to negotiate.  


Most electrical issues won’t be visible to the naked eye while touring a home, but there are some signs that you should look out for. Flip the light switches in every room to make sure that they work.  Switches that don’t work might indicate other problems.  

Scorching or black marks around outlets or in the main electrical panel can indicate serious shorts.  You can also look at the GFI outlets, the ones with the two buttons in the middle. If they are tripped (one of the buttons will be up), it means there has been a short.  It may not be serious, but is something to pay attention to.


Take a spin around the outside of the house before you leave.  Look at the foundation for cracks and settling. While there is nothing that can’t be repaired on a house, foundation fixes are often some of the most expensive.

There you have it, the most expensive fixes and some signs you can look for when touring a home.  While your own eagle eyes will not replace a professional inspection, they can help alert you to some potential problems that an inspection would uncover and help you decide whether to proceed with an offer.

Have any home inspection horror stories from the last time you bought real estate in Boise?  Share with us in the comments.

Your home is your biggest investment, treat it like one.

We'll teach you how.

“An expense ratio is the amount companies charge investors to manage a mutual fund or exchange-traded fund (ETF). The expense ratio represents all of the management fees and operating costs of the fund. The expense ratio is calculated by dividing a mutual fund’s operating expenses by the average total dollar value for all the assets within the fund.”  Investopedia


About 8 years ago, I was put on the first retirement plan committee at my day job.  Until that point, my employer had a pretty generous 401(k) with a match. But there was nobody regularly monitoring the 401(k), its funds, or the fees charged by the broker, the plan administrator, and the individual funds in the plan.


There were two of us on the committee–the controller and myself–that became obsessed with lowering the expense ratio.  For those of you who aren’t familiar with expense ratios, they are the fees you pay to maintain your 401(k), expressed in terms of a percentage.  When the committee took over management of the 401(k), the average expense ratio of the funds in the plan was 3.5%.


That meant that for every $100 that someone had in the 401(k), they had to spend $3.50 per year.  $1,000.00 meant that they had to spend $35.00 a year. $100,000 meant $3,500. You may be looking at those numbers and thinking “What’s the big deal?  $3.50 per year is nothing. Seems like you’re chasing pennies.”  


Here’s the deal, though.  An average return in a well-balanced 401(k) might be 6% to 8% per year.   As a matter of fact, that’s the percentage you’ll often see as the assumed return in a retirement calculator. And over the life of a retirement plan, for every year that you have a 20% return (“hello, 2012”), most years are much lower (“hello, 2008”).  Thus, planners don’t like to count on more than 6% or 8% (game theory regression to the mean?).


Let’s do a little bit more math.  That means in an average year, $100 in your 401(k) will earn you between $6.00 and $8.00.  That sounds pretty good…..until you subtract the expense ratio. If you put $100 in the plan and it earns 6%, at the end of the year you have $106.  But then you have to subtract the expense ratio ($106*.035) and you are left with only $102.29. Now let’s suppose inflation is 3%, which is what the Federal Reserve targets as ideal inflation. That means the $100 you invested is actually worth less than when you invested it.  What a total rip-off. More than half of your investment gain went to money managers and brokers.


There are entire blogs dedicated to lowering expense ratios.  Financial independence retire early (FIRE) folks lose sleep over them.  No one wants to give away the money they earn on their investments. For five years, the retirement committee at my day job negotiated and re-negotiated the fees our 401(k) participants were paying.  Every time we spoke to our plan broker, we asked for lower rates. Eventually, through negotiation, we were able to get the average expense ratio on the 401(k) down to between 1.25% and 1.5%, which put our plan in the 99th percentile for plans its size.


So right now, you are probably asking yourself why I just wrote 500 words on 401(k) expense ratios in a blog about buying and selling houses.  Well, the answer is easy. For most people, their home is their largest investment. And while I don’t personally think you should plan on retiring based on your home’s equity, when you start to prepare to sell your home you should think of it like an investment.


Historically, home prices have been tied directly to inflation.  While in some locations during some time periods, home prices outpace inflation (like Boise over the last couple of years), and others lag behind (say maybe Detroit), eventually, given a long enough time, house prices will be pretty even with inflation.  That means if your home was worth $200,000 when you bought it, after 10 years at the average inflation of 3% it would be worth $268,780.00. An extra $68,780 in equity sounds pretty good, doesn’t it?


Here’s the thing though: your home may have appreciated 68,780, but that appreciation wasn’t cost-free.  If you’re like most Americans, you needed a mortgage to buy your house. No shame in that; not very many people have $200,000 in cash lying around.  For this real estate thought experiment, let’s assume that you have a standard 30 year mortgage, and that you put 20% down. Rates have been historically low for the last decade, so let’s give this mortgage a relatively modest 4.0% interest rate.  That means in 10 years, you will have paid $58,138.25 in interest. You have only $10,641.75 in gain left after your interest payments. Ouch!


Now, here’s where this math stuff starts to really get scary if you aren’t paying attention. If you pay a realtor or real estate agent the standard 6% commission to sell your house, you will be paying $16,126.80.   That means if you sell your house, you’ll actually be getting $5,485.05 less for your house than you paid for it! After 10 years! Now you still will get a check when you close, because you’ve also been paying down your mortgage during that time.  But, your house, as an investment, has been a loser. It has a negative rate of return.


How do you make money on the investment that is your house?  Well, on the transaction side of things you do exactly what the retirement committee did.  You have to lower your expense ratio. You can do that in two ways. First, you can lower the amount of interest you pay on your house.  In a few weeks we’ll interview a lender to give you some tips on exactly how to do that. But at most we are talking about ½% to 1% you might be able to save, and that is if your credit is bad or rates go down.  And one thing to note about interest rates is that they are often pegged to other economic indicators, so there isn’t much room to negotiate. However, saving one percent is still worth it and you should totally make that effort.


But there is another way to save a whole lot of cash on a real estate transaction.  Just two paragraphs ago we talked about the two major expenses in a real estate transaction: the interest rate and the real estate commissions.  You can save 6% of the value of your home by selling it yourself. In the example above, if you didn’t use a realtor on your $200,000 house, it swings the transaction from being a $5,500 loss to almost an $11,000 gain.  Hey, a gain is better than a loss any day of the week. What’s more, you’ll have a 5.32% return on investment. Not quite 6%, but pretty dang close, and a reasonable gain for an investment.


If you are worried about selling your house yourself, of maybe have never really thought about it, we are here to teach you how.  Revostate’s tools and tutorials can help you turn your biggest investment into an investment that actually gives you a return instead of a loss.


Introducing Revostate

What is Revostate?  If this is a new website, how have you done millions of dollars in real estate transactions?  

 I started Revostate after representing clients, as an attorney, on many real estate transactions.  Many of them were very large commercial real estate transactions. As a matter of fact, in one year, three of the top ten largest commercial real estate transactions in the Boise MSA were transactions in which I represented the buyers, the sellers, the lessors or the lessees.  I have also represented scores of individuals on residential real estate transactions, on residences values in the millions and residences that are more typical of the valley.

 In these transactions, I wasn’t just filling in forms; I was drafting the contracts, the deeds and deeds of trust, the loan agreements, and the personal guarantees.   Pretty soon I realized that most residential real estate transactions could be done by the buyers and sellers themselves with a little training and some easy-to-use contracts.

 Here’s the thing though, in law school they don’t teach you how to code.  Even though I had an idea of how this website should function, I didn’t have the first clue how to build it.  So, I talked to my friend and neighbor, Matt. Matt has been working in the tech space for 15 years as a developer and manager.  He’s managed development in India, Taiwan, the Ukraine and the United States. With his experience, we were able to build Revostate in just about a year, which is pretty remarkable when you consider we all have day jobs!

 The last piece of the puzzle was adding another accomplished friend, Cody.  Cody’s experience in managing the finances of Fortune 500 companies and public utilities helps keep Revostate on track financially.  But he also brings a background in lending and financing. His understanding of the underwriting process provided the content for our courses on the finance portion of the home buying and selling processes.  More importantly, it was Cody that said we should go for it when I told him about my idea for a new way of completing real estate transactions.  

 What is Revostate?  Quite simply, we are trying to revolutionize the way real estate is bought and sold, hence the name, “revostate”.  If you’ve looked around at our website, or seen some of our ads, you might be wondering how this works.

 The real estate world is changing.  If you pay attention, you’ll see articles everyday talking about disruptions to the real estate market.  Sometimes those articles talk about antitrust lawsuits brought against the Multiple Listing Service (MLS); other times they are concerning companies trying to innovate in the real estate space.  When we surveyed the landscape, we found a unique opportunity to empower home buyers and sellers to learn how to buy and sell their own real estate. And instead of spending $18,000, $24,000, or more on real estate commissions, we realized with a little education and the magic of technology, consumers could buy or sell a home for under $2,000.

 Revostate is a state of the art, for-sale-by-owner platform.  We provide the tools and education you need to buy and sell real estate yourself, without an agent.  When you buy and sell real estate without an agent, you don’t pay a commission. The normal real estate commission is 6% of your home’s value.  Think about that for a second. Look up the value of your house on Zillow or and multiply that by .06. If you are planning to sell your home, that’s how much of your equity will go to a real estate agent.  And no matter your home’s value, that’s a lot of money.

 We want to make it easy to buy or sell real estate without an agent, so we have created tools that make the process streamlined and seamless.  We looked at what real estate agents do for buyers and sellers and figured out how to automate the processes.  

 For example:  instead of a buyer calling her agent and the agent calling the seller’s agent, then the seller’s agent calling the seller to schedule a tour, if you see a home you like on the Revostate website, you simply select a time to tour the listing, and an email goes to the seller notifying them of the tour.  If the seller is unavailable, she simply proposes a new time, and you get an email telling you when the tour is scheduled.

 Many people do not like negotiating face to face.  Instead of working through an agent, with Revostate, the buyer simply enters an offer price, and the seller can accept or counter.  Sort of like eBay for houses.

 When it comes time to make a contract, buyers and sellers simply answer a handful of questions, and the Revostate website creates a custom contract for the transaction.

If you have questions along the way, whether you are a buyer or a seller, Revostate has a short series of video modules explaining each step of the home buying or home selling process.  Follow along as you go through the real estate buying or selling process or watch them all in a single sitting. Either way you’ll have all the information you need to know to buy or sell your own home.  

What Revostate is not: We are not a brokerage.  We are not real estate agents. This website will give you all the tools you need to educate yourself to buy or sell without an agent, but it won’t do the work for you.  Simply put, if you are willing to take some time and add in a little effort, we think our platform can help you save thousands.  

Thanks for visiting our site.  Shoot us any questions in the comments below.